Erection of a two-storey, four-bedroom, detached dormer-style dwelling with single garage, associated access arrangements, parking provision and landscaping works.

1. The development hereby approved shall be commenced before the expiration of five years from the date of this permission. REASON: To comply with the requirements of Sections 91 to 93 of the Town and Country Planning Act, 1990.
2. The development shall be carried out in accordance with the following approved plans and documents: Application Form date received 9/2/26 AMENDED Existing Site Plan AD25-0142 date received 28/8/26 AMENDED Proposed Floor Plans AD25-0142- A3 date received 28/8/26 AMENDED Proposed Elevations AD25-0142- A4 date received 28/8/26 AMENDED Proposed Garage AD25-0142- A5 date received 28/8/26 AMENDED Proposed Site Plan AD25-0142- A6 date received 28/8/26 3D Views AD25-0142- A6 date received 28/8/26 Swept Path Analysis - Dwg TSP/2516/ATR02 date received 5/2/26 Visibility Splays - Dwg TSP/2516/D02 date received 5/2/26 Planning Statement date received 9/2/26 Green Infrastructure Statement date received 9/2/26 REASON: To ensure that the development is carried out in accordance with the approved details.
3. No development on the construction of the external walls and roofs of the buildings hereby apprroved, shall commence until samples of the materials to be used have been submitted for the consideration and approval in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details. REASON: In the interests of the visual amenities of the locality and ensure compliance with Policies PC2 and PC3 of the Flintshire Local Development Plan.
4. No development shall commence until site and finished floor levels of the buildings hereby permitted have been submitted for the consideration and written approval of the Local Planning Authority. Development shall be undertaken in accordance with the approved details. REASON: In the interests of visual amenity in compliance with Policy PC2 of the Flintshire Local Development Plan.
5. The existing vehicular footway crossing shall be extended to serve the increased driveway width and shall be constructed in accordance with county council highway specifications. REASON: To ensure the formation of a safe and satisfactory means of access to the site in the interests of maintaining highway safety, in compliance with Policy PC2 of te Flintshire Local Development Plan.
6. The proposed access shall have a visibility splay of 2.4m x 43m in both directions measured along the nearside edge of the adjoining carriageway over land within the control of the Applicant and/or Highway Authority and within which there shall be no obstruction to visibility in excess 1.0m above the nearside channel level of the adjoining highway. RESON: To ensure that adequate visibility is provided in perpetuity at the proposed point of access onto the highway in the interests of maintaining highway in compliance with Policy PC2 of the Flintshire Local Development Plan. safety.
7. If finished ground levels or driveway surface material requires, positive means to prevent the run-off of surface water from any part of the site onto the highway shall be provided in accordance with details to be submitted to and approved by the Local Planning Authority prior to the commencement of any site works. REASON: To prevent the accumulation of surface water on the highway in the interests of maintaining highway safety and to prevent damage to the highway surface or structure in compliance with Policy PC2 of the Flintshire Local Development Plan.
8. Notwithstanding the submitted details, no development shall commence until a scheme for Biodiversity Net Benefit / external lighting has been submitted for the considersion and written approval of the Local Planning Authority. The scheme as may subsequently be approved shall be carried out in accordance with such timescale as may subsequently agreed in writing by the Local Planning Authority. REASON: In the interests of visual amenity and maintaining and enhancing biodiversity in accordance with Local Development Plan Policies STR13, PC2 and Planning Policy Wales (PPW) Edition 12
9. The applicant is reminded that the development which is the subject of this planning permission will also require Sustainable Drainage Systems (SuDS) for surface water in accordance with the requirements of Schedule 3 to the Flood and Water Management Act 2010. From 7th January 2019, SuDS on new developments must be designed and built in accordance with the Statutory SuDS Standards published by the Welsh Ministers and SuDS Schemes must be approved by the local authority acting in its SAB role, before construction work begins. Furthermore, SuDS features serving more than one property will be subject to adoption by the SAB. Further details can be found via the following website link: https://gweddill.gov.wales/docs/desh/publications/181015-suds-statutory-standards-en.pdf and https://www.flintshire.gov.uk/en/Resident/Planning/Sustainable-Drainage-Systems.aspx The Local Planning Authority would remind you that any changes made to the scheme as a consequence of obtaining SAB approval may require the submission of a further amended planning application.
10. ATTENTION IS DRAWN TO CLAUSES 1, 2 & 7 OF THE ATTACHED HIGHWAYS SUPPLEMENTARY NOTES Notwithstanding any planning consent which may have been granted, no work shall be executed within the highway without the prior approval in writing from the Head of Highways and Transportation and any of the following clauses, as deemed appropriate, or as specified on the planning consent notice shall be strictly adhered to:- (1) The Applicant must obtain approval from the Transportation Directorate to the design of the means of access to the site and internal estate roads prior to the commencement of any site works to ensure compliance with adoption standards. Such approval, given in writing by the Transportation Directorate will constitute authorisation to the Applicant to execute works within the highway associated with the forming of a new access in compliance with Section 184, Sub-Section 11, of the 1980 Highways Act. (2) Following the issuing of the notice of approval the Applicant / Developer is advised of the necessity to notify various Utility companies, in compliance with Section 184, Sub-Section 9, of the 1980 Highways Act, of his intention to carry out the works. Such notification shall be given at the earliest opportunity following approval and prior to the commencement of any works, to enable the Utility companies to advise of and programme any necessary alterations to their apparatus, the cost of which shall be borne by the Applicant. (3) Any required relocation of signage, street lighting or utilities equipment resulting from the installation of new or alteration to existing highway / footway works shall be undertaken with the prior written consent of the relevant Authority and at the expense of the Applicant (4) a. Under the provisions of the New Roads & Street Works Act 1991, Section 50, the Applicant may require a licence to excavate in the highway in order to place any associated apparatus in the highway. b. Any works carried out in or adjacent to the highway may require traffic management to be placed on the highway. NOTE: In relation to both 4a and 4b, contact should be made with the Street Works Section of the Environment Directorate (01352 704806) as soon as possible as both items may require extensive planning and will have lead-in times that may affect the programming of the proposed development. (5) The preferred procedure for the adoption of new estate roads by the County Council as Highway Authority shall be undertaken in accordance with section 38 of the 1980 Highways Act. The Developer shall provide all necessary information and plans to facilitate the processing of a roadmaking Agreement at the earliest opportunity following the granting of planning consent and the issuing of authorisation to construct the means of access. (6) As the development includes grassed service margins in lieu of footways adjacent to the carriageway the Developer must inform the plot purchasers that such margins are provided primarily to accommodate Utilities apparatus and will form part of the adopted highway area. The margins shall be design as an integral part of the garden areas and should be maintained as such by the property owners and shall contain no other forms of planting other than grass and no other obstructions such as walls, fences, rockeries etc. will be permitted. The developer must ensure that the margins are excluded from individual conveyances of affected properties and that a clause be inserted prohibiting any addition planting or construction works within the areas in perpetuity. NOTE: The County Council will require removal of anything other than grass within the margins prior to the adoption of the estate roads. (7) No water of any kind generated by the proposed development is to be allowed to flow from any part of the site, such as driveways and other hard paved areas, onto the highway or into the highway drainage system or be allowed to accumulate in such a way as to affect the highway surface or structure. The development must not interfere with any existing highways surface water drainage facilities whether within the existing highway boundaries or not. (8) A public right of way, described below, crosses / abuts the application site and should be safeguarded before development commences : - NOTE: In accordance with current policy any planning consent requiring diversion / extinguishment of a public right of way to enable development to be carried out will not be processed by the County Council. The Developer / Landowner shall make application for such an Order to the Secretary State for Wales under Section 247 of the Town and Country Planning Act 1990.

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